Its almost impossible to do BRRRR here in California, unless you go out into the desert. 

Pueblo is nearly in the desert and in the South part of the state.

I own my residence, but don't invest otherwise here, prefer OOS or CA vacation towns (think ski, pool-desert).

There are still good deals to be found in the Inland Empire and the High Desert ( Hesperia, Victorville, Apple Valley).

you mention nothing about size of home, your budget, type of home, what solid services you require, desert vs coast, etc etc]* We're a little wary of California's great investment opportunities as the market seems inflated and the percentages seem lower [what does this mean?

@Kevin Paglia have you looked at some of the stuff out by Desert Inn?

I’m looking at Desert Hot Springs.

This would be studs in policy and a lot is covered under the HOA, including water (it's in the desert).

I have an opportunity to get property for 90k not in a very populated area in the high desert.

@Anand S.Out here in the desert in CA, we are booked solid with increasing demand through the end of August.